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Step 8: MAKING AN OFFER ON A HOUSE AND GETTING IT ACCEPTED

Once you’ve found the home that you want to buy, you will need to make an offer to the seller. How do you go about making an offer on a house? What is a good offer and how do you get it accepted? A good real estate agent will help you prepare and negotiate so you can make an offer that considers all of the factors that are important to you and the seller.

Preparing for Making an Offer on a House

How do you decide on how much to offer on a home? It isn’t as simple as just looking at the asking price. Making an offer on a house – a successful offer – requires that you plan with your real estate agent and prepare so that you have the best chance of having your offer accepted.

There is always some amount of give and take during the deal. If you prepare in advance, you can avoid unnecessary frustration that comes with multiple rounds of negotiating. This experience can be intimidating to a first time home buyer. The good news is that a little bit of preparation can help you get most of what you want.

You need to have a good understanding of the market. Your agent should be able to tell you the general market conditions in Arizona (is it a “buyer’s market” or a “seller’s market”) and also provide specific information about recent sales of home comparable to your target. You will need to consider the asking price, how long the property has been on the market and whether the price has come down during that time.

Walk through the home again. Make sure that it is to your standard and see if anything new stands out and moves up or down on your list of desired features. Also, look at the age and condition of the home and see how they will impact your offer. Have your agent talk to the seller’s agents to get a feel for their priorities and appetite for making repairs. This will help put you in a better position for negotiating.

You should spend time in the neighborhood where the home is located, be very observant and take notes. This will be your community and you will be a part of it. It will impact the quality of your living. Watch to see if people are friendly, watch to see how traffic flows and watch to see if people take care of their yards. You should talk to the local police department about crime rates. Ask questions. Because if you are going to live there, you should know.

Make sure that you and your real estate agent are in agreement on what you plan to offer. Your agent must know your top priorities. Your agent should always have your best interest in mind. However, you won’t get anything that you want if the seller rejects your offer or accepts someone else’s offer. Part of your preparation must be to figure out the seller’s priorities so you can understand the negotiation points.

Negotiating the Offer

Negotiating the offer can be the trickiest part of buying a home and a little creativity can go a long way. Negotiating informally starts when your agent enters into communication with the seller’s agent and officially takes place between the time that your offer is submitted in writing and when it is accepted. That’s why it’s important to have a high caliber real estate agent who has had previous success with regards to making an offer to buy a house and working through many different scenarios.

Hopefully, by researching the market, neighborhood, the property condition, and the value of the home, you will be able to come as close to the seller’s price as possible. If you have been able to find out the seller’s priorities, you will be able to potentially avoid obstacles. Your agent should be communicating with the seller’s agent to find out as much about the seller’s priorities as possible and to let them know if you intend to formally submit an offer to buy the home.

Here are some of the key elements in the purchase agreement that will be part of the negotiating process when making an offer on a house.

  • The purchase price
  • The closing and possession dates
  • The length of time of the inspection period
  • The amount you are asking the seller to pay for your closing costs
  • The amount of earnest money deposit you will provide
  • Whether or not the earnest money deposit is refundable (you can negotiate amount and timing)
  • Inclusion of certain fixtures and personal property
  • Who will pay for the appraisal
  • What title and escrow company that will be used
  • Paying for a home warranty
  • Paying for HOA-related fees
  • Payment for repairs

Making an Offer On a House

After completing your research, you will be ready to make an offer on your first home. Your agent will prepare the documents needed for officially making an offer on a house.  You need to review the documents and make sure that they properly presents your best interests. You will sign the purchase offer and your agent will present it to the seller’s agent along with your mortgage pre-approval letter. Usually, the seller will have a few days to make a decision.

Here is a sample of the most commonly used residential real estate purchase contract in Arizona.

You need to clearly understand that once signed by both parties, your purchase offer becomes a purchase contract. You are legally bound to honor the agreement. If you breach the contract you will probably lose your earnest money deposit. It is even possible that if the seller can sue you if she or she believes that your breach has caused him or her to suffer losses. As such, you need to communicate any changes in your circumstances that would cause you to not honor the purchase contract. You also need to know that there are certain contingencies included in the purchase contract that allow you back out of the contract under certain circumstances.

Two common contingencies that exist in the commonly used Arizona residential real estate contract are as follows:

  • Loan Contingency – This allows you to cancel the contract and get your earnest money back if your loan is declined up to 3 days prior to the close of escrow date.
  • Appraisal Contingency – This allows you to cancel the contract if the appraised value of the home is lower than the purchase price.

The Seller’s Response to Your Offer

After you present your written offer to the seller, her or she can:

  • accept your offer,
  • make a counteroffer (an offer made in response to your offer) or
  • reject your offer.

Congratulations! Your Offer Was Accepted

As mentioned above, once you and the seller have agreed to all terms in writing, the signed purchase and sale agreement becomes a legally binding contract. You will be expected to follow through on all terms of the transaction and not change your mind after your offer has been accepted by the seller.

You will be expected to provide an earnest money deposit when making the offer. An earnest money deposit is required to show that you are committed to buying the house. This deposit will be held by the escrow/title company until loan closing and can be applied toward your total required cash to close.

Most homes will go to close within a month after an offer has been accepted. You will use this time to take care of all of the activities necessary before you close on the home.

What is A Counteroffer?

If the seller likes some parts of your offer, but not others, he or she will issue a counteroffer. A counteroffer implies that they have rejected your initial offer and are instead presenting you a different offer. Counteroffers are usually concerning the purchase price. But, they can be made about any of the elements of the purchase offer. Other typical reasons you will receive a counteroffer include ownership of personal property such as the appliances, repairs and the close of escrow date.

Here is a sample of the most commonly used counteroffer form in Arizona.

The counteroffer provides a time period for acceptance and you have to decide to accept the counteroffer or respond with a counteroffer of your own. You’ll need to consider the offer and seek the advice and assistance of your real estate agent. This can be a very stressful process, especially if you are dealing with a seller that has other offers on the table.

Dealing with Rejection

It’s possible that the seller will flat you decline your offer or accept one that he or she likes better. While this can be frustrating, you will have to move on and continue your home search.

Legal Disclaimer

This home buyer series is intended to provide general information regarding the process of how to buy a house in Arizona. It is not intended to provide buyers with legal, accounting or financial advice. You are advised to seek the services of a skilled professional this those fields.

Additionally, this home buyer series does not set forth all qualification criteria for any of the loans described herein; all interested persons must successfully meet qualification criteria and complete the application process to obtain such loans.

HOMES WE CAN HELP YOU FINANCE

$419,000
2 Beds ⋅ 2 Baths ⋅ 7026264 MLS ⋅ 1,890 SqFt.
RARE OPPORTUNITY! Welcome to a masterclass in contrasts--where high-desert drama meets waterfront serenity. This electrifyingly updated sanctuary merges sleek, contemporary design with the raw beauty of the Arizona landscape. Imagine entertaining in a chef's kitchen featuring custom cabinetry and exquisite granite, then enjoying a relaxing evening on your private, resort-style patio. This absolutely stunning home with custom upgrades boasts two bedrooms two bathrooms and a two car garage on the waterfront - a rare find in the community. The entire property has been meticulously upgraded from top to bottom, featuring newer modern paint throughout, and a thoughtfully reconfigured layout that delivers the open, contemporary feel today's buyers crave. With its bright, airy feel, curated finishes, and quick access to the lake, this is Arizona waterfront living at its absolute finest!

403 Leisure World --, Mesa
$398,999
3 Beds ⋅ 3 Baths ⋅ 7026023 MLS ⋅ 1,422 SqFt.
Bright, modern, and move-in ready--this highly desirable end-unit townhome in Mosaic at Layton Lakes checks every box. Built in 2021 with smart home features including WiFi connectivity and a smart lock system, this 3-bedroom, 2.5-bath home offers 1,422 square feet of stylish and functional living space. As an end unit, it offers extra privacy, plenty of natural light, and only one shared wall, making it feel more like a single-family home. The open-concept main floor features sleek tile flooring, beautiful wood cabinetry, quartz countertops, and plantation shutters that allow you to control both privacy and natural light with ease. A convenient powder room is located just off the kitchen. Upstairs, enjoy the privacy of a split floor plan, new vinyl plank flooring, placing the primary suite on its own side of the home, separate from the two additional bedrooms, full guest bathroom, and laundry closet. The primary suite is a true retreat, complete with a spacious walk-in closet and a luxurious en suite bath featuring executive-height dual sinks, quartz countertops, and a glass-enclosed walk-in shower with upgraded tile surround that elevates the entire space. The additional bedrooms are perfect for guests, kids, or home office use, and the second full bathroom offers convenience and comfort. You'll also appreciate the upstairs laundry and attached 2-car garage. Outside, enjoy resort-style amenities just steps from your front door pool, spa, shaded playground, picnic areas, and greenbelt walking paths. Located in the heart of Gilbert with access to the top-rated Chandler Unified School District, this home offers the perfect blend of comfort, privacy, and low-maintenance living.

779 E Doral Avenue Unit 104, Gilbert
$265,000
3 Beds ⋅ 2 Baths ⋅ 7025987 MLS ⋅ 1,088 SqFt.
Well-located 3-bedroom, 2-bath block home offering comfort, convenience, and easy access to some of Tempe's most popular destinations. Situated close to ASU, Sky Harbor Airport, shopping, dining, and everyday essentials. Enjoy a private courtyard patio with views of the grassy community park, playground, and pool, creating a comfortable outdoor space for relaxing or entertaining. With a functional layout, solid block construction, and a location that keeps you close to everything, this home is ready for its next chapter.

1022 W Malibu Drive, Tempe
$435,000
2 Beds ⋅ 3 Baths ⋅ 7025661 MLS ⋅ 1,369 SqFt.
Live the waterfront lifestyle in this beautifully updated and impeccably maintained 2-bedroom, 2.5-bath home in the gated community of The Lakes at Annecy in Gilbert. Perfectly positioned on the water and bordering a serene common area, this home offers both privacy and picturesque views. Inside, you'll find a light, bright, and immaculate interior with thoughtful updates throughout. Quartz counters with the marble look, under cabinet lighting, and stainless steel appliances in the kitchen. Each bedroom features its own en-suite bath, plus a convenient half bath downstairs for guests. The open layout is ideal for both everyday living and entertaining with 2 balconies with peaceful views. The location truly sets this home apart1 It's just 5 minutes from SanTan Village, Costco, top-rated restaurants, shopping, and Mercy Gilbert Medical Center. Whether you're looking for a luxurious lock-and-leave property, a low-maintenance lifestyle, or the perfect starter home, this one checks every box. Waterfront living, gated security, unbeatable convenience...welcome home.

1698 E Bridgeport Parkway, Gilbert
$312,500
2 Beds ⋅ 2 Baths ⋅ 7025376 MLS ⋅ 1,091 SqFt.
Embrace easy living in this remodeled, move-in ready 2-bedroom, 2-bath townhouse located in the highly desirable Greenfield Glen 55+ community. Thoughtfully updated from top to bottom, this charming home features a bright open-concept layout with new flooring, updated appliances, stylish light fixtures, and contemporary finishes throughout. New windows . It is a FHA/VA approved property Designed for comfort and convenience, this low-maintenance property is perfect for a lock-and-leave lifestyle or year-round Arizona living. Residents enjoy resort-style community amenities including a sparkling pool, beautifully maintained grounds, and a peaceful, welcoming atmosphere. Affordably priced and beautifully updated, this is an exceptional opportunity to enjoy carefree living

1021 S Greenfield Road Unit 1075, Mesa
$365,000
2 Beds ⋅ 3 Baths ⋅ 7025371 MLS ⋅ 1,168 SqFt.
Buyer for this house may be eligible for up to $17,500 down payment assistance grant. Updated townhome in the prestigious community The Islands, which boasts amenities such as 74 Acres of Lakes, 30 Acres of Grass, Basketball court, Sand Volleyball Court, Bocce ball court, Playground, Facility Rental, Ramadas and Charcoal Grills. The house is filled with natural light spilled into each room from its brand new windows. Kitchen is completely updated. It is also equipped with smart switches, thermostats, and Ring doorbell. Custom shelving in the walk-in closet, laminated wood floor downstairs, curtains and blinds, for additional comfort. Spacious back patio adjacent to grassy greenbelt with towering pine trees. There are two primary bedrooms . It is updated for maximum energy efficiency and c and convenience. It is a perfect home for you.

405 S Seawynds Boulevard, Gilbert
$240,000
1 Beds ⋅ 1 Baths ⋅ 7025275 MLS ⋅ 673 SqFt.
Live like you're on vacation every day in Val Vista Lakes, this is what Arizona living is all about! Resort-style amenities right outside your door. Think beach pool, lap pool, pickleball, and a full gym so you cancel your membership, plus a clubhouse access for gatherings, & even another private heated pool just for Beach Club Village residents. And when you're not enjoying the lifestyle, you'll love coming home to this adorable condo featuring a one-car garage with the living space all on one level upstairs featuring vaulted ceilings, a cozy fireplace, two private balconies, and thoughtful upgrades throughout. Located just off the US 60, you're about 30 minutes to the airport and close to everything across the Valley. Low-maintenance, lock-and-leave, and all about the lifestyle!

1633 E Lakeside Drive Unit 25, Gilbert
$410,000
2 Beds ⋅ 2 Baths ⋅ 7025185 MLS ⋅ 1,781 SqFt.
Wow, a villa on the water and the greenbelt with over a 9,000 sq.ft. lot! What more could you want in the award winning 55+ community of Province? This home has a split floorplan with guest bedroom in front and the master in back overlooking the water. Both the kitchen and the master have bay windows overlooking the water. You will find outdoor living at it's finest with multiple seating areas from the covered patio to extended patio with pergola and built in BBQ then you have the firepit and another seating area down by the water so you can listen to the water fall. Or, you could take a nap in the hammock on the side of the house while listing to the water. Did we mention the furniture stays? Need a car? Take a look in the garage. All of this in the guard gated 55+ lake community of Province, a 55+ adult community with activities to meet all your needs including a putting green, catch and release lakes and over 5 miles of walking paths. Province proudly sports 9 beautiful, lighted and dedicated pickleball courts with a very large and active recreational and competitive club, practice your putting, enjoy a game of bocce or play a game of tennis, is nothing short of "retiring like you mean it!" To wrap it all up, inside the 32,000 square foot club house, you have a fitness center, lap pool, large card/game rooms, library, billiards room, ceramic, sewing, and computer center besides the quaint, gorgeous outdoor pool for perfect solitude or fun gatherings with friends and family. The Duke golf course is less than a mile away in Rancho el Dorado and Southern Dunes golf course is less than 5 miles away.

20705 N Lemon Drop Drive, Maricopa
$399,900
3 Beds ⋅ 3 Baths ⋅ 7025137 MLS ⋅ 1,555 SqFt.
Live the ultimate Gilbert lifestyle in this stunning 3-bed, 2.5-bath townhome just steps from the vibrant Heritage District. Imagine walking to brunch at Culinary Dropout, dinner at OSHO, or drinks at Postinos--all minutes from your front door. This modern home features a spacious great room with trendy tile plank flooring, granite countertops, and stainless appliances. Convenience is key with an upstairs laundry (washer/dryer included), a private covered balcony, and an extended two-car garage for extra storage. Located in a premier gated community, you'll enjoy resort-style amenities including two pools, a gym, volleyball, and a playground. With easy access to the US-60, medical centers, and top-tier shopping, this is the perfect blend of luxury and location. Don't miss out!

240 W Juniper Avenue Unit 1140, Gilbert
$300,000
2 Beds ⋅ 2 Baths ⋅ 7025090 MLS ⋅ 1,252 SqFt.
Welcome to Park Premier South Townhouses in beautiful Tempe Arizona! Imagine a quaint place that is close enough to all the areas you need to be or like to be. Whether you are a student attending/will be attending Arizona State University, first-time homebuyer or downsizing and like to be close to all the great things the City of Tempe has to offer. Yet have the tranquility of a cozy home with new Pella dual pane windows, warm luxury vinyl plank flooring and freshly painted ceiling in a wonderful community with great amenities. Live the lifestyle you desire! There are ample grassy courtyards with mature tress. Take a dip or lounge around the community pool. Get more physical activity in, play a pick up basketball game or tennis with friends and neighbors at the community courts.

6747 S Jentilly Lane, Tempe
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